+6018-981 6866 
enquiry.chienglum@gmail.com 
Frequently Asked Questions (FAQ)
GENERAL LEGAL FAQ
CAVEAT FAQ
TENANCY FAQ
AUCTION PROPERTY FAQ
PARTNERSHIP AGREEMENT FAQ
CORPORATE DISPUTE FAQ
DISCHARGE AND REFINANCING FAQ
LOVE AND AFFECTION FAQ
CORPORATE RETAINER FAQ
WILL, TRUST & PROBATE FAQ
DIVORCE & FAMILY LAW FAQ
CORPORATE & COMMERCIAL FAQ
REFINANCING FAQ
PROPERTY & CONVEYANCING FAQ
FRIENDLY LOAN AGREEMENT FAQ
GENERAL LEGAL FAQ
We usually respond within the same day during working hours.
More detailed advice may have consultation fee.
Yes
- We respond at our earliest convenience (24 working hours)
- We ensure you suffer no loss in monies
- We ensure you can sleep tight at night with worries free on on your legal matter
- We ensure you get detailed explanation whenever you have enquiries (after we are engaged)
- We ensure you suffer no loss in monies
- We ensure you can sleep tight at night with worries free on on your legal matter
- We ensure you get detailed explanation whenever you have enquiries (after we are engaged)
CAVEAT FAQ
Up to 6 years, unless earlier withdrawn or challenged.
Yes β the landowner may apply to remove it.
You must respond with supporting legal grounds.
You must respond with supporting legal grounds.
No β you must have a registrable interest or the caveat can be removed by court.
Yes, subject to the said reason valid at the time of lodgement.
Yes, if the lodging party is not the registered owner.
Different land office have different charges, WhatsApp us for more!
Generally, if parties have agreed and executed valid agreement with terms involving the Property, you may.
Not necessarily, but it is advisable to get your lawyer to check through your documents to ensure your caveat is legit and effective.
TENANCY FAQ
Not legally mandatory, but strongly recommended to avoid disputes.
Usually the tenant pays, but it can be mutually agreed.
Yes, must be clearly stated and recorded in Tenancy Agreement.
Yes, as per terms in the Tenancy Agreement subject to the rate of interest and penalty is allowable by court.
Unless it is otherwise agreed, Landlord shall be responsible for quit rent, assessment and management fee.
Yes, you may.
Yes, subject to the parties' arrangement.
All defects that is caused by Tenant. Fair wear and tear excepted.
Subject to the terms in agreement, Landlord may:-
(a) claim for full rental for the unexpired terms; and/or
(b) forfeit full Deposit received from the Tenant.
(a) claim for full rental for the unexpired terms; and/or
(b) forfeit full Deposit received from the Tenant.
Unless it is otherwise stated in agreement, Landlord may be required to:-
(a) compensate amount equivalent to the Deposit paid by Tenant; and/or
(b) refund the Deposit to Tenant; and/or
(c) compensate the Tenant's for renovation costs.
(a) compensate amount equivalent to the Deposit paid by Tenant; and/or
(b) refund the Deposit to Tenant; and/or
(c) compensate the Tenant's for renovation costs.
Tenant, unless otherwise agreed in agreement.
No, more than 3 years shall be considered a lease.
AUCTION PROPERTY FAQ
No. You will lose your 10% deposit immediately.
Not guaranteed β depends on the bank and auctioneer.
You may need a court eviction order β we can assist.
Negotiate with Tenant to verify whether there is subsisting agreement.
The most ideal way would be engaging a solicitor to conduct due diligence for you.
Our law firm will assist with conduct of land search, checking with developer, management body etc subject to terms stated in Proclamation of Sales.
Yes
Yes, subject to eviction fee agreed thereof.
- acquisition costs is more competitive, good for own use and investment purposes
- more transparent in market price and avoiding illegal price marking up transaction
- process of transferring could be more efficient in certain circumstances
- more transparent in market price and avoiding illegal price marking up transaction
- process of transferring could be more efficient in certain circumstances
Subject to terms stated in Proclamation of Sales, costs claimable will be mentioned therein.
- Title condition / status of the Auctioned Property
- Location of the Auctioned Property
- Remaining timeline of the Auctioned Property
- Bank and Loan amount approved in favour of Bidder
- Existing of third party's restriction and/or management
- Location of the Auctioned Property
- Remaining timeline of the Auctioned Property
- Bank and Loan amount approved in favour of Bidder
- Existing of third party's restriction and/or management
- Legal Fee involved (Ownership Transfer and Loan)
- Developer Charges
- Valuer Charges
- Bank Loan Interest Rate
- Renovation Costs
- Eviction Costs (entry costs)
- Developer Charges
- Valuer Charges
- Bank Loan Interest Rate
- Renovation Costs
- Eviction Costs (entry costs)
Subject to terms of the transaction, Yes.
Yes, if the inventories belong to theirs.
Yes, you must allow the Tenant to continue renting the Auctioned Property as per the terms stated in the valid Tenancy Agreement.
Generally, yes you can
No, you are still the beneficial owner to the Property.
Yes, of which includes but not limited to legal fee, stamp duty, valuation fee, reimbursement charges and etc.
Means Auctioned Property will be transferred into previous owner first before subsequent transfer to the latest Bidder.
Generally Yes.
Quit Rent, Assessment, Service Fee, Sinking Fund.
Yes, subject to further checking by IRB.
It is advisable to lodge a police report as a precaution step prior to your entry.
Generally, you have to top up right before you get a full stamped Proclamation of Sales.
It is advisable to top up soonest after your loan approval due to auction process may have unforeseeable delay from third party that may not allow for extension of time.
Yes and with proper handover letter.
Generally, you are not allowed as you are bidding at your own risk.
Yes, our firm is committed to.
Both are fine to invest but legal process would be clearer and easier for Auctioned Property with Individual Title/Strata Title.
You are advisable to lodge immediate police report.
PARTNERSHIP AGREEMENT FAQ
It protects all partners, defines roles, and prevents disputes.
No. A JV is usually for a specific project or limited scope, while partnerships are long-term business structures.
Yes, but strongly discouraged β written agreements protect all partners.
A properly drafted agreement will include exit and buy-out mechanisms.
Yes β but foreign ownership rules must be considered.
Obligation of parties, termination (exit) terms, Consideration, Right of option, Default terms, remedial terms and etc
Advisable, as only stamped documents will be admissible as evidence before court.
Preferably, as in the event of dispute, signatures of parties can be verified by independent witness.
CORPORATE DISPUTE FAQ
Yes β we provide dispute advisory and negotiation support.
Yes, via settlement agreement.
Preferably to have detailed terms incorporated into shareholder agreement and/or any other relevant agreement of equivalent reference.
If parties are unable to negotiate amicably, parties may seek solution via court proceedings.
Unless otherwise stated in agreement, it is a best practice for the parties to exercise all the remedies as stated therein the agreement first before initialing further proceedings.
Business may be put on halt and causes financial crises.
DISCHARGE AND REFINANCING FAQ
You must first get bank consent and further to complete the discharge and refinancing
Normally 3β6 weeks, depending on bank speed and land office processing.
A Deed of Receipt & Reassignment (DORA) will be required instead of a charge discharge.
Discharge means Bank that you have fully settled your loan with, cancelling and discharging their right against your Property.
Yes, you can but legal and disbursement costs for the entire transaction may be slightly higher if you do not handle it concurrently.
Yes.
After your loan approval, the entire refinancing transaction generally take lesser than 90 days from the date of your signing with the solicitors.
Yes, but it is not considered as substantially different if you opt for another bank.
Discharge costs may vary due to Property location as the costs of disbursement different between each land office. The range of costs could be lesser than RM2000.00
Yes
LOVE AND AFFECTION FAQ
Usually partial exemption applies β depends on relationship & property type.
Yes as of year 2026.
Parents is transferring Property to children, the stamp duty will be given 100% rebate if market value of the Property is lesser than RM 1million at that point of time of transfer. It means the value can only be determined after parties have signed and submitted the documents to Inland Revenue Board. Balance value above RM 1million shall be calculated at a rebate of 50% (As of year 2026)
No
Grandparents is transferring Property to grandchildren, the stamp duty will be given 100% rebate if market value of the Property is lesser than RM 1million at that point of time of transfer. It means the value can only be determined after parties have signed and submitted the documents to Inland Revenue Board. Balance value above RM 1million shall be calculated at a rebate of 50% (As of year 2026)
No, only available for Malaysian.
Yes, as long as the child must be a legitimate child, step child or child adopted in accordance with laws of Malaysia.
Yes
Please contact us for quotation as the costs involved would be very much depending on location of Property, title condition and status of the Property as well as stamp duty waiver and/or exemption thereof.
CORPORATE RETAINER FAQ
Usually 6 or 12 months, depending on the package.
Yes β itβs cost-effective and prevents legal mistakes.
Yes β we tailor the scope based on your industry and needs.
Any entity that requires wide range of legal assistances from time to time.
Yes, it is more costs efficient to get a legal retainer if you constantly requires legal assistance and/or advise.
Depend on your requirements and/or special request and most of time it affects the costs of package.
WILL, TRUST & PROBATE FAQ
Assets will be distributed under the Distribution Act 1958, not according to personal wishes.
Typically 3β6 months, but can vary depending on asset complexity.
Yes, if it meets the legal requirements. However, many handwritten Wills get rejected due to errors.
After major life changes, example, marriage, divorce, new child, buying property, business changes.
It is advisable not to proceed with transmission if you intend to sell the Property. This way is more costs efficient, contact us to know more.
No, they are distinct legal documents.
Will is meant to reflect intention of Testator in distributing his/or her assets after his/or death. It remains valid even after his/or death.
A Power of Attorney is an instrument that only remains valid until the day before your death, especially in circumstances where Giver is having issue of incapacitated.
A Deed of Trust means a legal documents that that meant to dictate the terms for trustee to hold and/or manage on behalf the assets (property, money, investments) as defined therein the documents for beneficiaries.
Yes, there are differences. Grant of Probate is a legal process adopted to handle deceased's estate stated therein deceased's Will. Letter of administration on the otherwise is a process that is adopted to handle deceased's estate who left no WIll.
Grant of Probate will be cheaper.
Generally 3months.
Generally Six months and above.
It is advisable to have the Applicant and Beneficiaries present at the Court to ensure smoothness of process.
It is advisable to have the Executor and Beneficiaries to be present at the Court to ensure Court to grant the application.
Yes, but we will requires Court Order for Sale to facilitate the sale of Property.
Generally 3 months and above.
DIVORCE & FAMILY LAW FAQ
Around 3β6 months, depending on court dates.
Courts prioritise the childβs best interest. Both parents may share rights.
Yes, for a joint petition.
Correspondences address of Parties, Location of marriage registration, Complexity of the Case.
Joint Petition will be definitely cheaper in costs.
Yes, subject to exemption.
It is advisable to attend tribunal reconciliation.
Generally, it is advisable to file at the state where parties registered their marriage.
CORPORATE & COMMERCIAL FAQ
Most companies engage monthly or quarterly advisory to maintain compliance.
To ensure enforceability, prevent loopholes, and protect your business from future disputes.
Yes, we highlight risks and recommend safer clauses.
REFINANCING FAQ
It legally binds the bank and borrower, specifying obligations, interest rates, terms and rights in case of default.
Usually 2 weeks, depending on bank processing time.
To avoid hidden liabilities, protect directors, and ensure clarity of obligations.
PROPERTY & CONVEYANCING FAQ
Yes β a lawyer is required for subsale transactions to ensure legal compliance.
Usually 2β4 weeks
Not recommended β you may have to suffer losses due to hidden liabilities.
FRIENDLY LOAN AGREEMENT FAQ
No. It is not entirely reliable in court without supporting documents. (subject to court to determine the issue)
Yes β as long as it does not violate lending laws in Malaysia. We will advise accordingly.
No- as long as signatures are affixed in accordance with laws of Malaysia.